Rawmarsh · South Yorkshire
Wall tie replacement in Rawmarsh
Plenty of cavity-walled houses, in Rawmarsh as elsewhere, were built when galvanised steel ties were standard, and those ties are now reaching the end of their life. A survey shows whether yours are sound, thinning or actively swelling and cracking the brickwork.
Guide price from£1,700per house inc VAT
- Postcodes
- S62
- Population
- about 18,000
- Area
- South Yorkshire
- Pricing region
- Yorkshire and the Humber
Is South Yorkshire prone to ground movement?
With roughly 18,000 people, Rawmarsh spans postcode districts S62 in South Yorkshire. Nearby, we also cover Rotherham (2 miles), Wath-upon-Dearne (3 miles) and Mexborough (3 miles).
Clay soils are found in parts of South Yorkshire. Historic coal workings are recorded beneath parts of South Yorkshire, and a coal mining search is worth checking where movement is unexplained. Across South Yorkshire, most homes are brick and stone terraces, colliery housing, inter-war council estates and post-war semis.
Symptoms that point to wall tie replacement
- Horizontal cracks along mortar joints, repeating every few brick courses
- Cracked render with a regular horizontal pattern
- A house built before the 1980s on an exposed or coastal site
Guide prices for wall tie replacement in Rawmarsh
These are guide prices for Rawmarsh, using Yorkshire and the Humber rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.
| Item | Guide price | Per |
|---|---|---|
| Mid-terrace houseest. | £1,700 – £3,300 | per house |
| Semi-detached house | £2,400 – £4,750 | per house |
| Detached houseest. | £3,300 – £6,650 | per house |
| Scaffolding where neededest. | £570 – £1,700 | per elevation |
Methods for wall tie replacement
Removing old ties and rebedding
On badly cracked elevations the old ties are cut out from the outer face, the joints raked and rebedded, and the brickwork repointed. It is more work than isolation but removes the source of expansion entirely. An engineer or the survey report usually specifies where this is needed.
Best for: Elevations with severe cracking or lifting
Isolating the old ties
Where the old ties are swelling and cracking the brickwork, fitting new ties alone may not stop further damage. Each old tie can be isolated, usually by cutting it through within the cavity or sleeving its outer end, so it can no longer lift the outer leaf as it continues to corrode.
Best for: Thick mild steel ties still causing horizontal cracking
From first photo to finished repair
Tie survey
A metal detector locates the existing ties and shows their pattern. Small holes are then drilled at sample points and a borescope passed into the cavity to see the tie condition, type and embedment. The holes are made good afterwards.
Report and quote
You receive a written summary of what the survey found on each elevation, which walls need new ties, whether old ties should be isolated or removed, and a no-obligation written quote with scaffold shown separately.
Access
Ties are fitted across the whole of each affected elevation, so scaffold or a tower is usually needed above ground floor. We plan access around conservatories, extensions, neighbours’ land and any parking that must be suspended.
Rules for wall tie replacement in England
Like-for-like repairs such as crack stitching and repointing do not usually need building control approval in England, but anything that changes or strengthens the structure, such as underpinning or rebuilding a wall, does. If the work touches a party wall, the Party Wall etc. Act 1996 may apply.
Frequently asked questions
What is the price of wall tie replacement in Rawmarsh?
Guide prices for wall tie replacement in Rawmarsh start from about £1,700 per house, including VAT, on Yorkshire and the Humber rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out wall tie replacement in Rawmarsh?
We do. Rawmarsh and the surrounding area are covered, including nearby Rotherham and Wath-upon-Dearne. A free initial assessment from your photos is the first step.
Does the ground around Rawmarsh cause cracking?
South Yorkshire lies largely on the Coal Measures, with a long history of shallow and deep mining around Barnsley, Rotherham and Doncaster. Sheffield's hillside sites add retaining walls and steep ground to the mix. Only an investigation can say why a particular building has moved.
Will a mortgage lender accept wall tie replacement?
Lenders generally accept properly carried out tie replacement, but they may want to see the survey, the quote or a record of the completed work. If a valuation has flagged wall ties, a written report and itemised quote are usually what the lender or buyer needs next.
How do I know if my wall ties have failed?
The clearest sign is horizontal cracking in the mortar joints repeating every few courses, often with a bulge or a lifted roofline. Wire ties can fail with no cracking at all, so a tie survey with a metal detector and borescope is the only reliable check.
More repairs we carry out in Rawmarsh
- Extension pulling away repairs
- Mining subsidence repairs
- Subsidence insurance claim repairs
- Structural crack repairs
- Concrete repairs
Wall tie replacement near Rawmarsh
Need a report for a buyer or lender in Rawmarsh? Send us the valuation comment and we will explain what a tie survey and quote would cover.